ARCHITECTURAL SERVICES
New Residence, Addition or Renovation Projects


SCHEMATIC DESIGN PHASE

Project Start
The Architect will review the Owner’s scope of work and budget to establish an understanding of the project requirements. The scope of work should include the Owner’s list of spaces (also known as “The Program”). This generally identifies room types, sizes and any special requirements.

Property Analysis
Measurements and photos of the existing structure(s) are recorded. Property information is obtained, and a zoning analysis is prepared, identifying building limitations.

Design
A design is developed based on the approved project requirements. Floor plans and exterior views are drawn showing the location of programed spaces, walls, openings (doors & windows), plumbing fixtures, major appliances and other special items. The Architect will prepare and revise the design while working closely with the Owner.

Cost Projection & Approval
A preliminary construction cost projection is prepared. This will identify general and specific construction costs for further review. The design drawings will be submitted to the Owner for approval.

Deliverables for Phase
Drawings and documents prepared during this phase may include the following:

• Floor Plan(s).
• Exterior Elevations or Views.
• Coordination with the Owner’s Surveyor or Site Engineer(s).
• Preliminary Cost Projection.

CONSTRUCTION DOCUMENT PHASE

Development
Upon the Owner’s approval for the Schematic Design, Construction Documents are prepared indicating requirements for construction. Coordination of services is provided with any consulting services the Owner provides. Materials, finishes, structural and mechanical systems are identified for the project. Compliance with governmental codes and regulations are established.

Document Preparation
The construction drawings are prepared and generally include floor plans, exterior elevations, building section(s), details, and diagrams for structural & electrical work. The drawings show the scope (quantity) of work. Life safety, thermal protection, structural bracing and other building code information is provided for building permit approvals.

Permit Documents or Bid Documents
Construction Documents are prepared to obtain municipal building permits and approvals. The drawings are noted accordingly. When written specification notes either on the drawings or in a separate project manual are prepared with the drawings, these form the basis of “Contract Documents”. These documents (drawings & specifications) allow our office to properly bid and bind the Owner’s construction contract with their builder.

Cost Projection & Approval
The construction cost projection is updated. The Construction Documents will be reviewed with the Owner and revisions will be made accordingly. The Drawings & Specifications will be submitted to the Owner for approval.

Deliverables for Phase
Drawings and documents prepared during this phase may include the following:

• Permit / Construction Set of Drawings (Floor Plans, Exterior Elevations, Building & Wall Sections / Details, Interior Elevations & Development, Structural Framing Plans, Electrical Plans, MEP Development (Mechanical, Electrical, Plumbing, Life Safety & Thermal Protection Compliance).
• Bid Set of Documents (Written Specifications, Instructions for Builders, and Project Requirements).
• Engineering for Structure.
• Cost Projection

BID PHASE

Pricing
Bids are obtained from selected contractors for the construction cost and time to build. A cost comparison is provided to assist with interpreting bids and selecting a contractor for the work.

Deliverables for Phase

• Bid Analysis.

CONSTRUCTION ADMINISTRATION PHASE

Start of Construction
The Contractor is awarded the Construction Contract and a preliminary construction meeting will made to review the project goals, time line and logistics for implementing the work.

Permit
The permit process is started.  Typically we prepare and file the permit applications and review with municipal officials.

Evaluation of the Work
During the Construction Phase, the Architect acts as the Owner’s representative and provides administration of the Contract between the Owner and Contractor. The Architect will make periodic site visits and interpret the Contract Documents for compliance with work. Non-conforming work may be rejected.

Payments
The Architect will review the Contractor’s Application for Payment based on the work completed and issue a Certificate for Payment to the Owner for approved amounts. A record of payments is maintained.

Submittals
The Architect will review the Contractor’s shop drawings, product data and sample submittals for compliance with the contract documents. This review does not remove the Contractor from full responsibility for conformance with all parts of the construction contract. Changes in the work will be reviewed by the Architect and approved prior to completion of the work.

Project Completion
The Architect will conduct inspections and review construction work. When the project has met compliance with the construction contract, a Certificate of Substantial Completion will be issued. Final payment to the Contractor will be certified to the owner.


ADDITIONAL ARCHITECTURAL SERVICES

Pre-Design
The Architect works with the Owner and their other consultants (site engineer, surveyor, etc.) to prepare master planning and logistical sequencing for the project. This is often required for new construction projects. The Architect may prepare and work alongside the surveyor to properly design the site layout and position of building(s) and other structures on a property. This is sometimes referred to as a “Master Plan”.

Landscape Design
The Architect prepares site structures and hardscapes including walks, drives, landscape walls and fencing, and other site-built features within a master plan or as part of an architectural project. This work may include pool and out-building design. Soft landscaping, planting or other natural design features are also planned and designed.

Interior Design
The Architect works closely with the Owner to select what are typically “Owner” items in the construction contract. This may include paint color selection, specific tile layouts and patterns.

Note: We provide products through many manufacturers and suppliers. We maintain dealer accounts for many interior design finishes and pass along dealer pricing where we can. We also design and supply cabinetry for our projects and clients.

Special Renderings
The Architect prepares special drawings, artistic renderings and / or 3D views of our projects upon request.


PROJECT PHASES


SCHEMATIC DESIGN

The Architect will review the Owner’s scope of work and budget to establish an understanding of the project requirements. The scope of work should include the Owner’s list of spaces (also known as “The Program”). This generally identifies room types, sizes and any special requirements.
Property Analysis. Measurements and photos of the existing structures are recorded. Property information is obtained and a zoning analysis is prepared, identifying building limitations.
A design is developed based on the approved project requirements. Floor plans and exterior views are drawn showing the location of Program spaces, walls, openings (doors & windows), plumbing fixtures, major appliances and other special items. A preliminary construction cost projection is prepared. The design will be reviewed with the Owner and revisions will be made accordingly. The design drawings will be submitted to the Owner for approval.CONSTRUCTION DOCUMENT

Upon the Owner’s approval for the Schematic Design, Construction Documents are prepared indicating requirements for construction. Coordination of services is provided with any consulting services the Owner provides. Materials, finishes, structural and mechanical systems are identified for the project. Compliance with governmental codes and regulations are established. The construction drawings are prepared and generally include floor plans, exterior elevations, building section(s), details, and diagrams for structural & electrical work. The drawings show the scope (quantity) of work. Written Specifications are prepared. These notes provide quality and performance standards for the work shown on the drawings. The construction cost projection is updated. The Construction Documents will be reviewed with the Owner and revisions will be made accordingly. The Drawings & Specifications will be submitted to the Owner for approval.

BID PHASE

Bids are obtained from selected contractors for the construction cost and time to build. A cost comparison is provided to assist with interpreting bids and selecting a contractor for the work. A companion AIA Owner-Contractor Agreement to the AIA Owner-Architect Agreement is prepared for the construction contract. The permit process is started during this time.

CONSTRUCTION ADMINISTRATION

The Contractor is awarded the Construction Contract and a preliminary construction meeting will made to review the project goals, time line and logistics for implementing the work. During the Construction Phase, the Architect acts as the Owner’s representative and provide administration of the Contract between the Owner and Contractor. The Architect will make periodic site visits and interpret the Contract Documents for compliance with work. Non-conforming work may be rejected. The Architect will review the Contractor’s Application for Payment based on the work completed and issue a Certificate for Payment to the Owner for approved amounts. A record of payments is maintained. The Architect will review the Contractor’s shop drawings, product data and sample submittals for compliance with the contract documents. This review does not remove the Contractor from full responsibility for conformance with all parts of the construction contract. Changes in the work will be reviewed by the Architect and approved prior to completion of the work. The Architect will conduct inspections and review construction work. When the project has met compliance with the construction contract, a Certificate of Substantial Completion will be issued. Final payment to the Contractor will be certified to the owner.